Inasmuch as the IHZ/TOD-1 zoning district is an overlay zone which serves to apply special provisions and incentives for the underlying CBD, Central Business District zone, the IHZ/TOD-1 zoning allows, by right, all of the permitted uses allowed in the underlying CBD zone, specifically emphasizing multi-family residential dwellings in various forms, either as new construction, adaptive rehabilitation and re-use of vacant or underutilized commercial, industrial or mixed-use buildings.

For any multi-family development, adaptive re-use for residential purposes or mixed-use business and residential project wishing to qualify for IHZ incentives, a minimum of 20% of the units must meet applicable guidelines of Public Act 07-04 for affordability.

In the IHZ/TOD-1 zoning district, all of the special exception uses permissible in the underlying CBD zone are permissible, subject to approval by the Zoning Board of Appeals, pursuant to Section 270-40, Special Exception Uses.

For all listed permitted and special exception uses, a site plan shall be submitted and reviewed, pursuant to Section 280-60. In order to maintain a consistent and high quality appearance for all buildings and storefronts in the Central Business District, plans for any new construction, improvement or modification to any street-facing wall in the Central Business District shall be submitted for architectural review and approval by staff to the City Plan Commission.

It is the intention that, within the IHZ/TOD-1 zoning district, the development densities and building setbacks and building heights serve to create a comfortable and appropriately scaled urban environment that is supportive of pedestrian-oriented business development and transit use. To that end, no building or structure shall be erected, nor any lot used, unless in strict conformity with the dimensional regulations for the CBD zoning district Section 170-40, and as modified by the provisions of Section 170-50, Supplemental Regulations, where applicable, and Section 170-100-60, regarding height and setbacks for buildings within 50 feet of Main Street.

Within the IHZ/TOD-1 zoning district, the off-street parking requirements and exemptions are intended to encourage the development of an attractive and functional pedestrian-oriented urban environment that is transit supportive and which serves to support businesses in the downtown core, most particularly stores, restaurants, entertainment venues and service shops. While new development is generally required to meet the base requirements under Section 170-50-80 for off-street parking in the CBD, the following accommodations are made for special circumstances within the IHZ/TOD-1 zoning district:

Within the IHZ/TOD-1 zoning district, it is the intention that all new construction, substantial modification, rehabilitation or adaptive re-use of any building, etc. is accomplished in a manner that presents a high-quality, attractive architectural appearance, one that is compatible and complementary to the historic character of the downtown and contributes to a pleasant and comfortable pedestrian-friendly environment. To that end, all new construction, substantial modification, rehabilitation, and adaptive re-use of any building shall be undertaken in compliance with the design standards of Section 170-100.

All customary accessory uses, buildings or structures, permitted in the CBD zone, exclusive of retail services and of industrial uses otherwise prohibited.

Home occupations, as defined and limited under Section 30-20-310.

Home professional offices as defined and limited under Section 30-20-320.

Parking garage or off-street parking area, subject to applicable provisions of Sections 240 and 170-50-10.

Signs pursuant to applicable provisions of Section 250.

Municipal Parking District.

In accordance with the provisions of [Section] 240-80, the minimum off-street parking requirements are automatically waived for all non-residential use portions of buildings within the Municipal Parking District. Except as may be modified by [Section] 216-50-20 below, for all residential uses, at least 0.75 parking spaces per dwelling unit must be provided, either on the same parcel or in a parking structure or lot, located within a 1,000 foot radius of the building. Said District shall be established by the City Plan Commission, with the approval of the Common Council and the bounds thereof may be amended by action of those bodies from time to time. [Approved 11-20-24, Item #36582-3]

For projects involving the rehabilitation and adaptive re-use of any vacant or underutilized commercial or manufacturing building, or any part thereof, in which new residential dwelling units are created, the parking required shall be equivalent to the number of spaces that can be physically accommodated on the property in a reasonable and conforming manner, but in no case shall the number of parking spaces provided be fewer than ten (10) spaces or 0.75 spaces per dwelling unit, whichever is larger.